I specialize in new and resale single family homes, townhomes, and condos in Tallahassee, Leon County, Florida.

Should we get our own attorney (I mean one who specializes in short sales)?

If your buyer can't close at the last minute (which happens OFTEN), then you need to be prepared to close yourself.

Paying their overhead AND letting them further dip into my commissions they really had no part in procuring has finally got to me.I have a desire to go on my own and start a small scale brokerage specializing in limited service (flat fee listings).

Anyone considering it should be prepared financially for many months before venturing out.

There are some things you will need to prepare.

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookLocate and attend 3 different local REIA club meetings great place to meet people gather resources and info.Consider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.

You might consider Niche or Specialized Housing like student housing.

Just came across some interesting properties on auction.com, and they do offer special warranted deeds, I guess it is better than quit claim deeds, which you don't even know if the seller has the right to sell.If you receive special warranted deed and clean up the ones that bank didn't, you are good to go, and may flip to next buyer who would take mortgage.Anyone has experience with special warranted deeds, care to share?

I shouldn't get freaked out and should welcome these bumps as learning experiences that will help me be more prepared for more serious stuff that might happen later on.